Price Scope Before Comparison
Home-only, delivered, set, installed, and turnkey are sales labels—not standard statewide bundles. The only dependable answer is the dated written scope for the exact home, land, route, installation, utilities, inspections, and finish work.
Short answer: Do not compare price labels by name alone. Put every proposal into the same responsibility table: home and options; factory freight; transport to the homesite; placement and setup; foundation or support; anchoring; multi-section close-up; utility and trade work; permits and inspections; exterior access; skirting; site work; corrections; taxes, fees, financing costs, and closeout records. Mark each row included, excluded, allowance, by owner, by another provider, or still unknown, then ask the seller and each responsible provider to confirm its row in writing.
Choose the next action
Use the path that matches the question you have already defined. These are private request paths, not public provider results, automatic matching, approval, or a guaranteed response.
Most relevant product
Review My Quote can organize the home, delivery, setup, site, utility, inspection, finish, allowance, exclusion, and responsibility rows in a submitted written proposal.
Review is based on the written information provided. It does not set a contractor price, interpret a contract, or guarantee that every project item is included.
Free fallback
Ask one bounded question if you cannot tell whether a price label includes delivery, setup, utilities, site work, inspections, exterior items, or closeout.
The goal is to avoid a thin answer and turn the search into a practical checklist for the property, local requirements, budget, and next provider or permit step.
A home-only price usually does not answer land, site, delivery, setup, utility, inspection, or finish-work cost.
Delivered, set, installed, and turnkey can mean different work in different proposals; the contract and attachments control the actual inclusion.
Compare identical home specifications and identical project rows before comparing totals, deposits, allowances, or financing amounts.
What This Means For You
This page is the primary owner for the meaning of manufactured-home price labels. The total-project cost guide owns the complete budget, the allowances and change-orders guide owns contract-risk terms, setup-cost pages own installation cost drivers, and Review My Quote organizes the submitted written proposal. My Manufactured Home Guide does not set a market price, interpret a contract, determine fair value, or promise that a seller uses a label in a particular way.
Situation
What it tells you
Next step
The number may cover the factory-built home and named options while leaving freight, homesite delivery, setup, foundation, utilities, permits, taxes, site work, exterior access, and closeout outside the price.
Ask for the exact home identification, option list, freight treatment, taxes and fees, and a written list of every project category excluded from the number.
Delivered may mean transport to a named point. It does not prove route work, offloading, placement, staging, special equipment, support, anchoring, close-up, utilities, or inspections are included.
Ask for the origin, destination, route assumptions, mileage or permit boundary, offloading point, delay terms, site-access conditions, damage responsibility, and written handoff to setup.
Set may include placement and part of installation while excluding foundation components, utility connections, multi-section finish work, exterior access, skirting, corrections, or final closeout.
Require a line-by-line setup scope that identifies support, anchoring, marriage-line work, crossovers, trim-out, trade connections, permits, inspections, corrections, and completion documents.
Neither word creates a universal all-in price. Land, grading, drainage, driveway, septic or sewer, water, power, financing, taxes, insurance, surveys, permits, decks, skirting, landscaping, corrections, and owner-supplied items may still sit elsewhere.
Ask for a responsibility matrix covering the entire project and a written definition of completion, unresolved allowances, change authorization, payment milestones, and documents delivered at closeout.
Step 1
Collect the complete quote, home model and option sheet, delivery and setup scope, site and utility proposals, allowances, exclusions, change terms, and payment schedule.
Step 2
Normalize each proposal into one responsibility table and keep an evidence link or document reference beside every claimed inclusion.
Step 3
Resolve unknown or conflicting rows in writing before treating the number as delivered, set, installed, or total-project cost.
Details to Sort
Record the exact manufacturer, model, size, section count, serial or order reference when available, floor plan, structural and energy specifications, appliances, finishes, selected options, substitutions, factory freight, retailer preparation, warranty documents, and taxes or fees stated in the proposal. A brochure or advertised base model is not the purchased specification.
Separate factory-to-retailer freight from permitted transport to the homesite. Then separate route review, escorts, access work, staging, offloading, placement, foundation or support, anchoring, multi-section joining, crossover work, weather close-up, trim-out, cleanup, protection, inspection readiness, corrections, and return trips. Name the provider and evidence responsible for each row.
Keep land purchase and closing costs, survey and title work, zoning and permits, clearing, grading, drainage, driveway, septic or sewer, well or water, power, electrical, plumbing, HVAC, gas, telecommunications, steps, decks, ramps, skirting, landscaping, stabilization, and restoration visible even when they are outside the dealer proposal.
For every allowance, record the assumed quantity or scope, selection deadline, who obtains the final price, who approves an overage or credit, and how the schedule changes. For every owner-supplied item, record specifications, delivery, storage, damage, compatibility, labor, inspection, warranty, and delay responsibility. Require a dated written change before substituted or added work begins.
North Carolina licenses manufactured-home dealers and setup contractors through the state program, while local authorities, utilities, Environmental Health, licensed trades, lenders, insurers, and other professionals control their own records and decisions. A dealer quote cannot replace a permit, utility response, inspection result, professional opinion, or the written scope of another provider.
This guide does not publish a home price, estimate the project, interpret an agreement, determine legal responsibility, approve land or work, verify a provider, or guarantee financing, delivery, installation, inspection, warranty, or completion. Use current written documents and qualified project-specific help.
Sources And Boundaries
Sources were reviewed 2026-08-10. Statewide guidance and county process pages answer different questions. Confirm current, property-specific requirements with the responsible authority and qualified professionals.
federal source
Official federal starting point for manufactured-home purchase, construction, installation, finance, insurance, and homeowner questions. The signed transaction documents control the actual price scope.
state source
Official North Carolina notice addressing purchase-agreement copies, licensed roles, warranty communication, and consumer safeguards. It is not a price or contract interpretation.
state source
Official state starting point for dealer, salesperson, and setup-contractor licensing and manufactured-home program resources.
Keep Planning
Move the normalized price scope into a complete home, land, site, utility, installation, closeout, and contingency budget.
Use the contract-risk owner for uncertain quantities, selections, exclusions, owner-supplied items, and written change authorization.
Separate delivery, placement, foundation, anchoring, close-up, utilities, inspections, corrections, and closeout evidence.
Use the cross-trade owner when setup, utilities, licensed trades, inspections, startup, and finish work meet at the final handoff.
Secondary Support
Use the project router first, then share details for review if you still need help organizing the project context. This does not guarantee a provider match or availability.
Not necessarily. Ask the proposal to define delivery, offloading, placement, support, anchoring, multi-section work, utilities, inspections, corrections, and closeout separately.
There is no universal meaning. The written responsibility table must show whether land, site work, utilities, permits, exterior access, skirting, corrections, documents, and occupancy prerequisites are included.
No useful comparison is possible until the exact home, assumptions, inclusions, exclusions, allowances, owner work, change rules, payment milestones, and completion evidence are normalized.
